Open Houses Dos and Don'ts for Sellers and Buyers

An open house can be a pivotal moment in the buying or selling process, offering potential buyers a chance to experience a property firsthand while sellers showcase their homes. However, both parties must consider certain best practices and possible pitfalls. Understanding the "dos" and "don'ts" of open houses can ensure a smooth, productive experience and maximize the success of an open house.

Seller Dos

Do Prepare for Maximum Appeal

First impressions are everything. Before holding open houses, ensure the property is clean, clutter-free, and visually appealing.

• Declutter: Potential buyers want to envision themselves in the home. Remove personal items such as family photos and children's artwork. Store excess furniture to create a sense of spaciousness.
• Deep clean: A dirty home leaves a negative impression. Thoroughly clean each room, with extra effort in the kitchen and bathrooms. Wash walls, floors, baseboards, and windows. Professional cleaning services are worth the investment.
• Curb appeal: The outside of the home should be just as inviting as the inside. Mow the lawn, trim hedges, clean windows, and make sure the entryway is welcoming with fresh plants or a clean front door.

Do Stage the Home

Staging involves neutral colours and decor, soft lighting, and strategically placed furniture to highlight the home's best features and create an inviting atmosphere. Staged homes often sell faster and at a higher price. Consider hiring a professional stager or researching design trends that appeal to a broad audience.

Do Make the Home Accessible

Potential buyers will want to see every corner of the home. Ensure all rooms are accessible and doors open easily. Remove any items blocking pathways. Make the basement, attic, and closets easy to explore since buyers will want to see storage options.

Do Set the Right Atmosphere

Small details can go a long way in setting the right mood.

• Lighting: Natural light is a significant selling point, so open blinds and curtains. When natural light is lacking, turn on lights or add a lamp to create a warm, bright environment.
• Temperature: Make sure the home is comfortable, especially in extreme weather. A too-hot or too-cold house can quickly turn buyers away.
• Scent: Pleasant smells can make a house feel like a home. Lightly scented candles or freshly baked cookies can create a welcoming atmosphere without overwhelming potential buyers.

Do Market the Open House

Proper marketing is vital to a successful open house. Advertise the open house using all available channels, including real estate listing websites, social media, and traditional signage in the neighbourhood. Consider creating flyers or postcards with high-quality photos and details about the home to attract more foot traffic.

Do Be Prepared to Answer Questions

Sellers should work closely with their real estate agent to anticipate questions buyers might have about the property, such as recent repairs, the age of major systems like HVAC, or details about the neighbourhood. Having this information readily available will build trust with potential buyers.

Seller Don'ts:

Don't Stay During the Open House

One of the biggest mistakes sellers can make is being present during the open house. If the current owner is present, buyers may feel uncomfortable discussing the property openly or picturing themselves in the space. Let your agent handle the open house, allowing buyers to explore freely.

Don't Ignore Minor Repairs

Minor issues like leaky faucets, cracked tiles, or broken door knobs might seem trivial but are red flags for potential buyers. Addressing these minor repairs before the open house can prevent buyers from wondering what more significant issues might exist.

Don't Overlook Security

With many strangers walking through your home, take security precautions. Lock away or remove valuables, sensitive documents, medications, and small electronics. While most visitors will have good intentions, being safe is better.

Don't Overstage

While staging is necessary, overdoing it can make the home feel inauthentic. Buyers want to see a livable space, not a showroom. Avoid excessive decor, over-the-top themes, or unnecessary furniture.

Don't Neglect Feedback

After the open house, take note of feedback buyers provide through your real estate agent. If multiple buyers mention the same concerns, it might be worth addressing them before the next showing.

Buyer Dos:

Do Research Before the Open House

Before attending an open house, buyers should research the property, its listing price, and comparable homes. This information can help gauge whether the property is priced fairly and worth pursuing. Understanding the local market can also help buyers prepare for negotiations if they make an offer.

Do Come Prepared with Questions

Buyers should take full advantage of the open house by asking questions about the home's condition, recent updates, and the neighbourhood. Key questions might include:

• How old are the roof and HVAC system?
• Are there any major repairs or renovations needed?
• What are the property taxes and HOA fees?
• What are the neighbourhood schools like?

Do Take Notes and Photos

It's easy to forget details after visiting several homes. Buyers should take notes and photos during the open house to help them remember features they liked or disliked. This tip is beneficial when touring multiple properties in a short period.

Do Be Respectful of the Seller's Property

An open house invites exploration, but buyers should still respect the seller's home. Avoid opening personal items marked as private, such as medicine cabinets, drawers, or closets. Always be courteous when interacting with the real estate agent and other visitors.

Do Take Time to Explore the Neighbourhood

Location is one of the most important factors when buying a home. Buyers should use the open house to explore the surrounding neighbourhood. Walk around the block, check out nearby parks or schools, and get a sense of the community atmosphere. Visit the area at different times of day to get a fuller picture.

Buyer Don'ts

Don't Rush Through the Open House

It's easy to feel pressured when other buyers view the property simultaneously, but rushing through an open house can result in missed details. Take your time to thoroughly explore each room, inspect finishes, and ask questions.

Don't Hesitate to Ask for a Second Viewing

Some buyers need extra time to evaluate a property of interest. Don't hesitate to request a second viewing. A private showing can provide more time and space to explore.

Don't Overcommit Emotionally

It's easy to fall in love with a home during an open house, but buyers should keep their emotions in check. Before making decisions, review your budget, consider any necessary repairs, and compare the property to others. Emotional decisions can lead to buyer's remorse, especially in competitive markets.

Don't Ignore Red Flags

While it's easy to get caught up in the excitement of an open house, buyers should look for potential red flags, such as strange odours, water stains, or signs of foundation issues. If something seems off, it's worth bringing in a professional inspector before making an offer.

Don't Forget to Review the Fine Print

Before making an offer, review all disclosures and documents associated with the property, including homeowner association fees, special assessments, or other obligations that could affect your decision. Being well-informed will help you avoid surprises down the line.

Open houses are an excellent opportunity for sellers and buyers to achieve their goals in the real estate market. For sellers, preparation, presentation, and professionalism are essential. On the other hand, buyers should approach open houses with a keen eye, armed with knowledge and questions. Both parties can confidently navigate the open house experience by following these dos and don'ts, increasing the chances of a successful sale or purchase.